SURVEYORS BIRMINGHAM RICS HOUSE AND PROPERTY SURVEYS

0121 607 8165

steve@buildingsurvey.co.uk

Surveyors in Birmingham for RICS Homebuyers Reports Structural and Building Surveys

 

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Birmingham Surveyors Photographs from a survey of a 1950's Bungalow

Front of 1930's Semi Damaged weather proofing Mising Lintel  Meatal Casing

 Salts on Chimney BreastDamaged weather proofing Mising Lintel 

These photographs were by taken by our Birmingham Chartered Surveyors during a Property Survey of a typical inter-war three bedroom house. Our Birmingham Surveyors found damaged metal work on a flat roof, missing window lintels, sagging gutters, exposed metalwork on electrical fittings and damp in a chimney breast. Click on the above link to see what else our Chartered Surveyors were able to find.

 

RICS Chartered Surveyors report on dampness and timber from a building survey of a property near Birmingham

The problems in this building were all caused by the blocking up of a former coal drop and a lack of any other underfloor vents. Without good ventialtion cellars become damp. Still air also encourages dry rot which had infested a timber door frame. The problem with dry rot is that it can travel from a source of moisture to other parts of the building which are dry, and if disturbed the fruits can expell millions of spores. The cellar also had a small plant growing on the wall which is probably wet rot.Beetles also like damp timber. Dust form their boring has been trappd by the cobwebs. The cellar also contained an open flued boiler which in an unventilated cellar would casue an extreme danger of carbon monoxide poisioning

RICS Birmingham property surveyors structural survey and report on a 1910 semi detached house

This property has been constructed with a shared side path and side doors to reduce plot width saving land costs. The walls are solid and will be cold.

The property also has an angled ceiling in the annex again to reduce the expense of constructing full room height walls. The angle is unlikely to be insulated and will be cold and prone to condensation. It may be possible to push rigid insulation down from the roof void. Stuffing soft insulation into the angles should be avoided as it prevents ventilation encouraging condensation.

Our Birmingham property surveyors were unconcerned by a solider arch that had dropped as it was probably due to historic foundation movement and as the bricks drop they jamb tightly together thus repairing the arch.

Our property surveyors were much more concerned by a leaking downpipe as the water can easily soak through the solid walls. Large escapes of water can trigger dry rot decay.

Our property surveyors were also alerted by a missing chimney breast. Most pre WWII reception rooms have a chimney breast. The lack of one in this room may be indicated to our property surveyos that the first  floor attic chimney breast is no longer supported.

 

Surveyors report on a 1930's semi detached house in Birmingham

 

Typical 1930's semi  detached house. The elevations have been rendered to save money by avoiding the need to purchase and carefully lay expensive facing bricks. The render had been given sharp edges at the openings using metal beads. Unfortunately these were corroding leaving unsightly stains. The only remedy is to chop them out and re render which requires skill to blend the new into the old. The house then has to be repainted unless matching paint is available. The roof surface had formed a dish shape due to a slightly substandard structure in which a major component was undersized and had sagged slightly. An outbuilding had a fractured concrete roof. Apart from letting water into the outbuildings this is potentially problematic as the reinforcing may start to corrode forcing concrete of the roof until it is eventually destroyed. The property had the original quarry tile floor in the kitchen. This was uneven due to the sand or ash on which it had been laid compacting unevenly. The tiles and particularly the joints are likely to be damp as there is no damp proof membrane under. Such floors need to be kept uncovered and well ventilated. Roots had also invaded a drain and were catching water material. Fortunately this was at an early stage and the chamber had not filled.

RICS Surveyors Homebuyers report on a 1950's Birmingham Bungalow

 RICS Homebuyers Survey on 1950 Bungalow

Typical 1950's bungalow of brick construction with purpose built roof void bedrooms.

The property had extensive moss growth which is often an indicator that there is no insulation in the roof. The moss was blocking rainwater goods and impeding water flow off the roof.

The thin roof and sides of the dormer are likely to have limited if any insulation. Improvement is difficult without removing the internal plaster. There was also no insulation on the back of the roof void room partitions. Angled ceilings were partly insulated but with blanket insulation which when stuffed into small voids will impede important ventilation which reduces the risk of condensation. Rigid insulation should be used with a gap above for ventilation.

Other defects included no hand basin between the toilet and kitchen sink, a leaking felt roof damp and decaying skirting boards and a leaking radiator valve.

 

RICS CPR35 Expert Witness Surveyors Reports for Court

RICS Expert Witness CPR 35 compliant Report for Birmingham County Court

RICS Expert Witness Report on an ExtensionRaditaorPoor fixingUneven floor

This Birmingham RICS Surveyor Expert Witness report report related to an extension with lantern roof that had been constructed in the place of a relocated  conservatory. The relocted conservatory was at high risk of fracturing as no ground preperation had been undertaken before pouring the concrete foundations.  The extension floor has been laid at the wrong level and had a slope in it as it approched the existing house. The slope has created a dam that filled up whist the extension roof had yet to be constructed vausing a pond of water to distort the existing dwellings door.  It appears that the installation of the underfloor heating elements had been forgotten when pouring the floor as channels had been retrospetively cut out to house them. Unfortuantely the channles beared no relationship to any underfloor heting elements on the market and made no provision for insulation to stop heat loss ot the ground. The channels would also have resulted in the heating elements being too widly spaced The  the roof structure had not been bolted together properly and steel lintels were sitting on out of plumb bearings which are likely to cause the bearing to try and rotate. A bock wall rocked when pushed with a hand. Our RICS Expert Surveyor thought that the extension would have to be demolished.

 

RICS Expert Witness Report for Court in respect of defective workmanship

 RICS Expert Witness Report on Defective Workmanship

Defects included thick joints with ragged edges and no attempt made to clean off the grout. Tiles not set in plumb with bead strips used to edge the windows. Failure to use a bead strip at an internal corner resulting in unclean joints. Grout left all over the bath and the owners tile floor. Neither horizontal or vertical joints are in alignment. The £750.00 paid by the owner for the work is a complete waste of money as all the tiles will have to be removed do anything like a proper job. Failure of the job will be due to simple ommissions of using tile spacers a corner bead and spirit level.

 

 

 

 

 

 

 

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